5300 E Desert Inn Rd #47 · Sunrise Manor, NV 89122

$49,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 297 Days on market

Built 2025 Good condition ↓ 32% since listing

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Premium entry doors
• Wood style floors
• Built 2025

Tags

• PREMIUM ENTRY DOORS
• WOOD STYLE FLOORS
• LOW-E INSULATED VINYL WINDOWS
• BRAND NAME APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#83 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Clark County School District (urban): math 21% / reading 39% proficiency, ranked #11 of 17 in NV (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 323 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.68% ✓
• Cap rate: 23.40%
• Cash-on-cash: 61.08%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 56.5%
• Equity multiple: 3.38×
• Total profit: $33,315
• Equity at exit: $7,440

10-year hold

• IRR: 60.3%
• Equity multiple: 6.17×
• Total profit: $72,281
• Equity at exit: $4,314

Cash invested: $13,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 71 Landlord-Friendly
• State Nevada: 71 Landlord-Friendly · R+1
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; Clark County (Vegas) had pandemic backlogs; generally landlord-friendly but courts slow.

Methodology + full state rankings →

ZIP-level market 89122

• Rents YoY: -0.6%
• Active inventory: 323
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $711

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 42%

Sensitivity live

Price	-10% $746	-5% $728	+0% $711	+5% $694	+10% $677
Rent	-10% $606	-5% $658	+0% $711	+5% $764	+10% $817
Rate	-1.0pp $736	-0.5pp $724	base $711	+0.5pp $698	+1.0pp $685

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	15d	1	0.31mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,325	$1.18	22d	2	0.32mi
3481 Cape Cod Dr Las Vegas, NV	2.0	2.0	840	$1,300	$1.55	3d	1	0.34mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	20d	1	0.52mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	44d	1	0.52mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	4d	1	0.52mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	13d	1	0.52mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	15d	1	0.52mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	8d	1	0.52mi
2989 Juniper Hills Blvd #102 Las Vegas, NV	1.0	1.0	678	$895	$1.32	8d	1	0.52mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	8d	1	0.53mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	20d	1	0.53mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	44d	1	0.54mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	15d	1	0.54mi
2974 Juniper Hills Blvd #102 Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	15d	1	0.54mi
2974 Juniper Hills Blvd Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	13d	1	0.54mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	44d	1	0.55mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	16d	1	0.55mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	44d	1	0.55mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	44d	1	0.56mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	44d	1	0.56mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	18d	1	0.56mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	44d	4	0.57mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	2d	41	0.58mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,355	$1.44	2d	16	0.66mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,304	$1.37	2d	15	0.70mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,421	$1.67	2d	38	0.74mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	44d	1	0.88mi
2675 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	801	$1,321	$1.65	2d	20	0.90mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	44d	1	0.91mi
2754 Aarondavid Dr Apt C Las Vegas, NV	2.0	1.0	778	$995	$1.28	13d	1	0.96mi
2674 Bryandouglas Dr Unit B Las Vegas, NV	2.0	1.0	778	$950	$1.22	24d	1	0.98mi
2704 Aarondavid Dr Unit A Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	2d	1	1.00mi
2704 Aarondavid Dr Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	16d	1	1.00mi
2704 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	17d	1	1.00mi
4570 Carriage Park Dr Unit B Las Vegas, NV	2.0	2.0	918	$1,395	$1.52	18d	1	1.00mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	8d	1	1.01mi
4591 Macher Way Unit D Las Vegas, NV	2.0	2.0	918	$1,100	$1.20	44d	1	1.01mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	20d	1	1.01mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	22d	1	1.01mi

Listing history 19 events

1. 2026-06-18
   days on market $49,900 Active 297 DOM
2. 2026-06-17
   days on market $49,900 Active 296 DOM
3. 2026-06-16
   days on market $49,900 Active 295 DOM
4. 2026-06-15
   days on market $49,900 Active 294 DOM
5. 2026-06-13
   days on market $49,900 Active 292 DOM
6. 2026-06-09
   days on market $49,900 Active 288 DOM
7. 2026-06-08
   days on market $49,900 Active 287 DOM
8. 2026-06-08
   days on market $49,900 Active 286 DOM
9. 2026-06-03
   days on market $49,900 Active 282 DOM
10. 2026-06-02
    days on market $49,900 Active 281 DOM
11. 2026-06-01
    days on market $49,900 Active 280 DOM
12. 2026-05-31
    days on market $49,900 Active 279 DOM
13. 2026-04-14
    price $49,900 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

14. 2026-04-07
    status Active 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

15. 2026-03-21
    historical 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2025-11-02
    status Active 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2025-10-31
    historical 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2025-08-20
    price $55,900 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2025-08-07
    listed $72,900 Active 494-char remark

    Show marketing remark (494 chars)

    River Oaks is an active and exciting 55+ Senior Community. This gorgeous brand new home in Las Vegas, NV features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,042
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,452
• Taxable income: $8,230
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $6,560/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab

This brand new manufactured home in a 55+ senior community is in excellent condition with a good condition score of 80. It has a good kitchen, bathroom, and exterior. The home is move-in ready and would benefit from some exterior painting and a new front door to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior walls and trim — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Both Install a new front door — A new front door can improve the home's curb appeal and security.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls and trim — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Both Install a new front door — A new front door can improve the home's curb appeal and security. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clark County School District
• NCES district ID: 3200060
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $53,611
• Composite: 26.48/100
• National rank: #7211
• State rank: #11 of 17 in NV

Livability — Sunrise Manor

• Score: 58/100
• State rank: #83
• US rank: #20692

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Manor, NV
• County: Clark County · 2,306,105 people
• City population: 102,557
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 53,724
• Household income: $63,846
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 2212.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,504,101 people
• By 2030: 2,693,770 · +7.6%
• By 2040: 3,061,208 · +22.2%
• By 2050: 3,400,072 · +35.8%
• By 2075: 4,139,522 · +65.3%
• By 2100: 4,596,916 · +83.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 40% White 29% Two or more races 17% Black 14% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 3%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 26% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 29% Tagalog/Filipino 6% Other Asian/Pacific 1%

Political lean MEDSL · Clark

• 2024 margin: Toss-up / Even · D 50.4% · R 47.8% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: 19.1pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.3 2016: D+10.7 2012: D+14.5 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.52%
• Current HPI: 274.1767
• Rent YoY: ▼ -0.63%
• Metro: Las Vegas-Henderson-Paradise, NV
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Price history

-31.6% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $49,900 Zillow
• 2026-04-07 Relisted — Zillow
• 2026-03-21 Delisted — Zillow
• 2025-11-02 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-08-20 Price Changed $55,900 Zillow
• 2025-08-07 Listed $72,900 Zillow